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Property profile & analytics
OFF-MARKET
Estimated value
$8,620,000
Apartment buildings
2326 Greenbrier Dr Oceanside, CA 92054-4301
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7127661
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1980
Total area
19,278 SF
Lot
1.15 ac (50,094 SF)
Zoning code
COMMERCIAL
APN
149-040-18-00
UPID
US09-7127661
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$8.62M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$10.05M
Blend (final)
Blend
$8.62M
Owner & transaction history
Romney Family Residential 15 LLC · 2 yrs held
Romney Family Residential 15 LLC
since 2024
Last sale
$8.6M
7 recorded transactions
Zoning & alternative use
COMMERCIAL · Oceanside, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$12.6M
+79.9%
Medical building
$9.2M
+30.2%
Auto repair, garage
$7.4M
+4.7%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Oceanside submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Oceanside submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
$8,620,000
ML approach
$8,620,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$7,025,000
Current use
RESTAURANT
$12,640,000
Change: +80% · Conversion: Difficult
MEDICAL BUILDING
$9,150,000
Change: +30% · Conversion: Moderate
AUTO REPAIR, GARAGE
$7,360,000
Change: +5% · Conversion: Difficult
OFFICE BUILDING
$6,950,000
Change: -1% · Conversion: Moderate
RETAIL STORES
$6,075,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$8.62M
Range $7.76M – $9.48M · ±10% · vs last sale $8.62M (May 2 2024)
Last sale anchor
$8.62M
May 2 2024
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$447 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$81,280
Tax year 2024
Assessed value
$7,237,361
Assessed 2024
Previous assessed
$7,237,361
+0.0% YoY
Effective rate
1.12%
On assessed value
Assessed land
$4,288,807
Assessed improvement
$2,948,554
Applied tax rate
7.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1980
Heating
NONE
Units
25
Total area
19,278 SF
Lot
1.15 ac (50,094 SF)
Zoning code
COMMERCIAL
APN
149-040-18-00
UPID
US09-7127661
Jurisdiction
SAN DIEGO
Zoning & alternative use
COMMERCIAL · Oceanside, CA
Zoning COMMERCIAL · permitted uses
COMMERCIAL · Oceanside, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Oceanside. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$7.0M
RESTAURANT
Est. value
$12.6M
MEDICAL BUILDING
Est. value
$9.2M
AUTO REPAIR, GARAGE
Est. value
$7.4M
OFFICE BUILDING
Est. value
$7.0M
RETAIL STORES
Est. value
$6.1M
APARTMENT HOUSE (5+ UNITS) Current
RESTAURANT
MEDICAL BUILDING
AUTO REPAIR, GARAGE
OFFICE BUILDING
RETAIL STORES
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1980
Heating
NONE
Units
25
Lot
1.15 ac
Current owner
From public records · entity-resolved
Romney Family Residential 15 LLC
Entity
Mailing address
300 CARLSBAD VLG DR, CARLSBAD, CA 92008-2900
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
20 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 17, 2025
—
Romney Family Residential 15 LLC
—
Deed
related
$5,000,000 · Dayspring Bank
Oct 7, 2024
—
Romney Family Residential 15 LLC
—
Deed
related
$4,400,000 · Dayspring Bank
Sep 9, 2024
—
Romney Family Residential 15 LLC
—
Deed
related
$4,300,000 · The Golden 1 Cu
Jul 11, 2024
—
Ragsdale Family Residential Prop Ll
—
Deed
related
$1,000,000 · Dayspring Bank
Jun 4, 2024
—
Romney Family Residential 15 LLC
—
Deed
related
$4,200,000 · The Golden 1 Cu
May 2, 2024
$8,620,000
Romney Family Residential 15 LLC
Stephen H Perry
Grant Deed
$4,779,954 · Dayspring Bank
May 2, 2024
—
Romney Family Residential 15 LLC
—
Deed
related
$4,779,954 · Dayspring Bank
Jan 21, 2020
$6,750,000
Stephen H Perry
Lawrence Douglas Cohen
Grant Deed
$3,650,000 · First Foundation Bank
Apr 10, 2019
—
Cohen Family Living Trust
—
Deed
related
$1,000,000 · California Bk&tr
Dec 19, 2016
—
Cohen Family Living Trust
Cohen,lawrence D & Laura K
Quit Claim Deed
related
—
Dec 31, 2015
—
Laura K Cohen
Cohen,lawrence
Quit Claim Deed
related
—
Dec 31, 2015
$4,750,000
Laura K Cohen
Smith Family Trust
Grant Deed
—
Feb 12, 2004
—
Smith,tr
Corp Services INC
Grant Deed
related
$1,880,000 · Pacific Premier Bank
Nov 13, 2003
—
Corporate Services INC
Richards,gary & Amelia
Grant Deed
related
—
Mar 16, 1988
$1,244,500
Corp Services In
Green
Trustees Deed
—
Mar 16, 1988
$1,240,400
Richards Gary
Corp
Trustees Deed
$944,000 · Coast Federal Bank
—
—
Richards Gary
—
Deed Of Trust
related
—
—
—
Richards Gary
—
Deed Of Trust
related
$15,000 · Greenbrier V Par
—
—
Smith Family Trust
—
Deed Of Trust
related
$165,000 · Pacific Premier Bank
—
—
Cohen Family Living Trust
—
Deed Of Trust
related
$1,000,000 · California Bk&tr
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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